A new 25-storey apartment tower proposed for Mercer Street would push Geelong’s western gateway skyline higher, with Morphy Birrell Property Group lodging plans for a project directly beside one of the city’s most significant heritage streetscapes.

The <a href="https://www.apartments.com.au/architects/fk-australia">FK</a>-designed development at <a href="https://www.apartments.com.au/new-apartments/65-67-mercer-street-geelong-vic-3220">65-67 Mercer Street</a> has now been referred to Victoria’s Planning Minister. The site sits opposite the Geelong rail corridor and immediately south of the heritage-listed St Peter and Paul’s Catholic Church and Ashby Hall precinct.

Rather than compete with the neighbouring ecclesiastical buildings, the proposal adopts a sculpted podium intended to reference the materiality and scale of the heritage context. Planning documents note the design draws cues from the “dark stone brick” church and surrounding masonry buildings, while the tower above transitions into a softer, curved form oriented toward Corio Bay and the Geelong waterfront.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="b797d10c-d4a6-47af-b8df-1aeaa3b382be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/public%20square.png?VersionId=QGIpcz1x1hKB6lQLl2iobyHqb6PS2Ztc" />

The development forms “Stage 5” of Morphy Birrell Property Group’s broader Mercer Street precinct strategy, following the completion of the 21-storey Miramar tower on Cavendish Street and several additional approved redevelopment stages nearby. Planning consultants Ratio said the proposal “represents an exemplary development outcome” aligned with the strategic ambitions for Central Geelong’s continued urban renewal.

The mixed-use project would replace an existing low-rise commercial building and surface parking area on the 3,320 sqm corner site. FK’s urban context report describes the proposal as a residential development comprising apartments, resident amenities, commercial space, and integrated landscaping positioned to maximise bay views and northern sunlight access.

Renders show a deeply articulated tower with curved balconies stepping above a lower masonry podium that frames a landscaped forecourt facing Mercer Street. The design intentionally preserves sightlines toward the adjacent church buildings, with the podium scaled to reinforce the heritage edge before the tower recedes upward.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="2bdca91e-66f7-4ac7-8baa-2f93bd5b564e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/geelong%20site.png?VersionId=QOhbino4ZgzKYw5dW3QE14E.2yq.Sv87" />

The planning report highlights the site’s strategic location within 400 metres of key Geelong destinations including Cunningham Pier, the Geelong Station precinct, Deakin University, and the convention centre. Bus services run directly along Mercer Street, while the Corio Bay foreshore sits around 100 metres north of the site.

The proposal arrives amid accelerating redevelopment across central Geelong, where planning policy continues to encourage higher-density housing close to transport infrastructure and the waterfront. Mercer Street in particular has emerged as a focal point for taller apartment development due to its proximity to Geelong Station, the bay, and major civic infrastructure.

Joel Robinson

Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct

Development giant&nbsp;<a href="https://www.apartments.com.au/developers/hamton">Hamton</a> and joint venture partner Hostplus have revealed the next residential stage of their $3 billion Moonee Valley Park masterplan, lodging plans for 512 more apartments within the precinct on surplus racecourse land at 110 Wilson Street, Moonee Ponds.

The proposed development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/trackside-house-110-wilson-street-moonee-ponds-vic-3039">Trackside Gardens</a>&nbsp;in the planning application, follows the <a href="https://www.apartments.com.au/news/vic/first-look-exclusive-hamton-and-hostplus-reveal-sixth-stage-of-moonee-valley-park-masterplan">recent unveiling of the sixth-stage Cox Place Precinct</a> and continues the long-running transformation of the Moonee Valley Racecourse into one of Melbourne’s largest urban renewal projects.

Positioned on the north-eastern edge of the racecourse adjacent to CityLink, Trackside Gardens will comprise three residential buildings rising between 61.8 metres and 86.4 metres within a heavily landscaped precinct shaped by Hamton’s Nature Based Cities framework.

The project forms part of the broader Moonee Valley Park redevelopment being delivered by Hamton, Hostplus and the Moonee Valley Racing Club, which is reshaping the 40-hectare racecourse site into a mixed-use neighbourhood with housing, retail, commercial space, hotels, parkland and community infrastructure.

Trackside Gardens sits separately to the recently proposed Cox Place Precinct, a five-building stage comprising around 1,100 residences, two build-to-rent buildings, two build-to-sell towers, retail, office space, and a hotel overlooking the racetrack. Together, the projects continue to accelerate housing delivery across the precinct.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="5fc1941e-52d3-41c6-abc4-0f13fe8ae5ea" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/DA%20Edits%20%281%29.png?VersionId=7qwRHq5dcvXWNot2hNOgoQhN2GIWudNK" />

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a> with landscape architecture by Tract, Trackside Gardens has been conceived as a botanical-style residential precinct prioritising canopy planting, communal green space, and vertical landscaping.

“The architectural vision for the proposed development centres around buildings in a botanical park setting that champions the important role of nature,” the planning submission states.

“The proposal incorporates principles of biophilic design, with landscape and environmentally sustainable development influencing the ultimate design response of the buildings and prioritising the ground plane to ensure a high amenity for both occupants and visitors.”&nbsp;

Trackside Gardens will deliver 512 apartments across the three buildings, alongside 518 basement car spaces and 523 bicycle spaces. Around 20 per cent affordable housing is proposed across the broader North East Precinct, equating to around 158 dwellings.&nbsp;

The affordable housing component will be concentrated within the Wilson East building, while the remaining apartments are expected to be delivered as build-to-sell residences.

Trackside Gardens has been designed around Hamton’s Nature Based Cities initiative, founded by Executive Chair Paul Hameister OAM in partnership with the University of Melbourne, Urbis, Ark Resources and Tract. The initiative promotes integrating higher-density urban development with significant biodiversity, tree canopy and landscape outcomes.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="89353449-7b3c-42fd-8fd8-8bf64a5ef80f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_4.png?VersionId=X8jRt0P2L7fIWjLhfX6gPknXToXIBeLj" />

A comprehensive landscape strategy would introduce deep soil planting, vertical greening, communal gardens, and new pedestrian links throughout the site.

Planning documents state the development is targeting a 5 Star Green Star Buildings rating, a 7.5-star average NatHERS rating, and “Exemplary” Nature Based Cities certification.&nbsp;

The proposal joins an expanding pipeline of approved and proposed buildings within Moonee Valley Park, including the recently launched Eveline apartments and the approved Grandstand North and South towers.

Hamton has increasingly focused on precinct-scale, nature-led communities across Melbourne’s middle-ring suburbs, with projects spanning Hawthorn, Kew, and Moonee Ponds.

Hampton unveils Trackside Gardens, latest stage of $3 billion Moonee Valley Park masterplan

The Paul Gedoun-led <a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Group</a> has achieved another milestone in its $1 billion transformation of Rainbow Bay on the southern Gold Coast with the completion of the company’s third project in four years, the $160 million <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a> residences.

Delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a> and designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker Architects</a>, Esprit buyers have now moved into the 94 apartments across two interconnected buildings at 217-227 Boundary Street.

The successful settlement of Esprit marks another astounding chapter in the S&amp;S story, which launched its highly successful Flow apartments three years ago and created its own ultra-luxury branded fingerprint on an area craving new luxury residences.

Most early purchasers have secured gains of well over $1 million since the project launched in 2021.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172129]

S&amp;S Projects Founding Director Paul Gedoun said the completion of Esprit reflects sustained demand for premium apartments in tightly held coastal locations.&nbsp; 
&nbsp;&nbsp; &nbsp; 
“Esprit has attracted buyers seeking a combination of quality design, considered amenity and a location that is becoming increasingly difficult to replicate,” said Gedoun.

“We identified some years ago that Rainbow Bay is a unique market where supply of luxury residences is limited, and we see the settlements in Esprit further underpinning this thinking - that for both owner-occupiers and investors.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172174]

A key feature of the development is ‘Club Esprit’, a 1,000sqm residents-only rooftop level combining wellness and recreation, believed to be a first for the Gold Coast, and which is fast becoming a signature of the S&amp;S brand.

Positioned to capture views across Snapper Rocks, Rainbow Bay and the Tweed River, the rooftop includes a 25-metre lap pool, gym, yoga lawn, sauna and steam facilities, ice bath, private dining spaces, outdoor cinema and landscaped areas for residents.&nbsp;

<a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a> Director Jayde Pezet, who led the sales campaign for Esprit and S&amp;S’s Flow and Awaken apartments, said the project’s performance reflects both the strength of the product and the depth of demand for premium apartments on the southern Gold Coast.&nbsp;

“In some cases, we’ve seen values double since launch, which is a clear reflection of how tightly held Rainbow Bay has become and the level of demand for well-executed projects in this market,” said Pezet.&nbsp;

“Buyers recognised early what S&amp;S Projects was delivering here, and that conviction has been rewarded as the project has progressed towards completion.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=214819]

Esprit offers a mix of two- three and four-bedroom apartments and sits within walking distance of the beachfront, cafés and local amenities, reinforcing its appeal as both a lifestyle and investment destination.

The project is the third completed by S&amp;S Projects in Rainbow Bay, following Flow Residences and Awaken Residences, which together have contributed to the suburb’s emergence as one of the Gold Coast’s most sought-after coastal pockets. &nbsp;

S&amp;S Projects is continuing its investment in the area with Radia, a $215 million development currently under construction.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172175]

Gedoun said the completion of Esprit signals continued confidence in the southern Gold Coast market.&nbsp;

“We’ve seen strong interest in well-located, high-quality apartments, particularly in areas where future development opportunities are limited."

“That’s been a key factor in the performance of Esprit and the broader Rainbow Bay market”.

[smartcode_project_cta:default project_id=102921]

Owners move in as Esprit completes at Rainbow Bay

Few developers can boast a portfolio across South East Queensland's luxury markets quite like <a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a>.

The builder-developer, founded in 2004 by Managing Director Brook Monahan, has projects in planning, on the market, and under construction, from Burleigh Heads and Broadbeach to Kangaroo Point and South Brisbane.

With a pipeline exceeding $2 billion, Mosaic remains highly selective when it comes to development sites, having spent years refining its strategy around feasibility research and product planning. The group is set to continue growing into 2026 and beyond.

In Brisbane, Mosaic currently has three projects in the market. It is in the final release stage at <a href="https://www.apartments.com.au/new-apartments/the-bedford-by-mosaic-16-30-prospect-street-kangaroo-point-qld-4169">The Bedford</a> in Kangaroo Point, which is approaching complete sellout ahead of its late 2027 completion.

[smartcode_project:default project_id=134792 project_image_fid=328123]

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, The Bedford comprises 128 two- and three-bedroom residences. A selection of ultra-luxury Masterpiece Series Skyhomes, positioned across the top levels, offer expansive floor plans and sweeping views of the river and city.

High-end inclusions, such as natural stone benchtops, bespoke cabinetry, and Miele appliances, feature throughout all apartments, alongside the Rooftop Recreation &amp; Retreat Sky Terrace. This includes a resort-style pool with sun deck and loungers, spa, cold plunge pool, sauna, steam room, private dining room with a full kitchen, residents' lounge, multiple barbeque and relaxation zones, an outdoor viewing deck, and landscaped gardens with water features, all oriented to sweeping city and river views.

A gym with indoor and outdoor zones, and a golf simulator, further enhances recreational choice within the building.

[smartcode_project:default project_id=134792 project_image_fid=328119]

A defining feature of the development is its integrated mixed-use component, which will deliver Kangaroo Point's first major supermarket, alongside a café and liquor store, bringing long-awaited convenience to the peninsula.

Monahan says The Bedford represents the culmination of a near-decade-long journey, after first identifying the A-grade Prospect Street site in 2016. While they came close to acquiring it at the time, the site was ultimately purchased by Woolworths' development arm, Fabcot. The opportunity resurfaced in 2024 when the site, vacant for nearly three decades, was brought back to market.

Monahan says Mosaic projects often begin years before any formal plans are drawn. Their new South Brisbane development is no exception, with the site first earmarked in 2018.

"We aren't opportunistic," Monahan says. "Every site purchase is carefully considered. As seen with Kangaroo Point and South Brisbane, it can take years to eventuate. There are sites we're looking at now that we may not secure for several years."

[smartcode_project:default project_id=141711 project_image_fid=353495]

A similar story unfolded at <a href="https://www.apartments.com.au/new-apartments/the-carter-by-mosaic-77-linton-street-kangaroo-point-qld-4169">The Carter</a> in Kangaroo Point, opposite The Gabba. Like The Bedford, it is also approaching sellout of its 125 two- and three-bedroom apartments. The majority of sales are attributed to returning customers and referrals, with a balanced mix of investors and a strong majority of owner-occupiers.

BDA Architecture was again engaged to design the 22-storey building, which will feature a suite of wellness and lifestyle amenities, including a golf simulator and cinema, a commercial-grade gym, and a rooftop recreation level with a pool, steam room, sauna, cold plunge, teppanyaki bar, private dining spaces, and landscaped terraces.

Construction is on track for completion in mid-2027.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Mosaic's latest offering is its most ambitious yet, boasting a rare, north-facing riverfront position on Montague Road in South Brisbane.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale by Mosaic</a> is a 39-storey tower comprising just over 200 residences and Masterpiece Series Sky Homes. Designed in partnership with Bureau Proberts, it will feature nearly 3,000 sqm of genuine, internationally benchmarked six-star, hotel-style amenities, including a wellness precinct, pool, gym, massage and treatment rooms, cinema, golf simulator, and extensive outdoor dining areas across a two-level rooftop deck.

Early works are underway, with full construction expected to commence in the second half of 2026, and an anticipated late 2029 completion.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Since 2012 alone, Mosaic has completed more than $2 billion in projects and is set to deliver another $2 billion worth of developments, comprising hundreds of luxury apartments, each defined by Mosaic's signature standards of quality, detail, and delivery.

"We never arrive, there is no finish line," says Monahan. "Our ambition is to keep evolving what luxury means, creating design- and lifestyle-led residences in incredible locations, places people genuinely aspire to and want to live, homes that are loved deeply and endure long beyond their moment."

Mosaic's Midas Touch

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> (Urban) has broken ground at Keira Place, its new major mixed-use residential precinct in the heart of Wollongong CBD.

Held at 120-122 Smith Street, the groundbreaking marked the commencement of construction on Stage 1 of <a href="https://www.apartments.com.au/new-apartments/keira-place-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, with the opening of the new display suite. 
&nbsp; 
Keira Place is a State Significant Development that will deliver new housing supply, affordable homes and inclusive living options within walking distance of Wollongong’s CBD, coastline, transport, hospital and education precincts.

[smartcode_project:default project_id=144442 project_image_fid=369868] 
&nbsp; 
Stage 1 is now under construction and will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, along with activated ground-floor retail and commercial space. 
&nbsp; 
Urban Co-CEO Patrick Elias said the groundbreaking represented a significant milestone for Wollongong and reflected Urban’s long-term commitment to regional cities.

“Today’s groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong’s city centre,” Elias said. 
&nbsp; 
“Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection.”

[smartcode_project:default project_id=144442 project_image_fid=369869] 
&nbsp; 
Hon. Paul Scully MP, Minister for Planning and Public Spaces, Member for Wollongong said Keira Place is exactly the kind of development Wollongong needs – delivering new homes close to transport, employment and services, while supporting the continued growth and renewal of the CBD.

"This project reflects the Minns Labor Government's commitment to increasing housing supply in well-located areas." 
&nbsp; 
Wollongong Lord Mayor Cr Tania Brown said Keira Place would deliver lasting community benefits for the city. 
&nbsp; 
"Keira Place is a welcome addition to Wollongong's CBD delivering new housing, affordable homes and activated street-level spaces that will benefit our community for years to come," Brown said. 
&nbsp; 
"Urban Property Group's investment reflects the confidence that quality developers have in Wollongong's future, and I look forward to seeing this precinct come to life."

[smartcode_project:default project_id=144442 project_image_fid=369867] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a>, with interiors by <a href="https://www.apartments.com.au/interior-designers/dko">DKO,</a> Keira Place prioritises liveability and long-term performance, with landscaped shared spaces, generous apartment layouts and a pedestrian-friendly streetscape along Smith Street. 
&nbsp; 
Residents will have access to landscaped podium areas, communal rooftop amenities with views to Mount Keira and the Wollongong skyline, and convenient ground-level retail.

The development will have 10-year Latent Defects Insurance by Resilience Insurance.

[smartcode_project_cta:default project_id=144442]

Groundbreaking marks start of construction at Keira Place in Wollongong CBD

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

<html><body>
Apollo Bay is ranked the location in Victoria where it is the slowest to sell a house, according to Investar’s latest market report.
The property investment firm states that an average house at Apollo Bay can expect to be on the market for 632 days before being sold.
This is followed by Mount Beauty at 507 days and Paynesville at 498 days.
<table style="height: 99px; width: 427px;" border="1" align="left"><tbody>
<tr>
<td>Suburb</td>
<td>Postcode</td>
<td>Dwelling type</td>
<td>Bedrooms</td>
<td>Days on market</td>
</tr>
<tr>
<td>Apollo Bay</td>
<td>3233</td>
<td>House</td>
<td>3</td>
<td>632</td>
</tr>
<tr>
<td>Mount Beauty</td>
<td>3699</td>
<td>House</td>
<td>3</td>
<td>507</td>
</tr>
<tr>
<td>Paynesville</td>
<td>3880</td>
<td>House</td>
<td>2</td>
<td>498</td>
</tr>
<tr>
<td>Corryong</td>
<td>3707</td>
<td>House</td>
<td>3</td>
<td>498</td>
</tr>
<tr>
<td>Ouyen</td>
<td>3490</td>
<td>House</td>
<td>3</td>
<td>496</td>
</tr>
</tbody></table>
 
 
 
 
 
This list was produced using live on the market sales listing data.
High average days on market indicates that the market is turning over stock slowly which may indicate that demand is weaker than supply creating a stronger negotiation point for buyers.
Houses for sale at Apollo Bay at the median price of $515,000 include a three bedroom home at <a href="https://www.realestate.com.au/property-house-vic-apollo+bay-119192663" target="_blank">15 Murray Square</a> (above) that is for sale for $515,000. It has been for sale since February 2015 when listed with $598,000 hopes. It recently went under offer.
Similarly a three bedroom home at <a href="https://www.realestate.com.au/property-house-vic-apollo+bay-121006834" target="_blank">12 Outlook Road</a> (below) is for sale for $525,000.
<img src="/images/2016/10/07/12%20Outlook%20Road.jpg" alt="">
</body></html>

j.ballantyne1990-6AQqhLzZaK

Apollo Bay is Victoria's slowest selling property market: Investar

<html><body>
Exchange Tower has bucked the market trend with its leasing activity in Perth's challenging office market.
The vacancy in the building has dropped below 15%, an improvement from the rate of more than 37% earlier this year.
Exchange Tower is a 40-level, premium-grade office tower located just off St Georges Terrace in the heart of the Western Australian capital and in close proximity to Elizabeth Quay and Perth’s major shopping malls.
As part of the ongoing investment in Exchange Tower by joint owners the AMP Capital Wholesale Office Fund (AWOF) and Western Australia-based property investor Primewest, works have commenced for a significant refurbishment of the ground floor lobby with plans underway for upgrades of the forecourt and lifts.
The world’s sixth largest accounting group, RSM, has committed to lease 3,281 square metres of space over three high-rise levels in Exchange Tower and will also take signage rights after negotiating a long- term lease in the building.
RSM’s move is one of four major new deals in Exchange Tower, with international engineering group ARUP, multinational technology company Fujitsu and national law firm Moray and Agnew also relocating to the building.
ARUP is leasing 1,500 square metres of space on level 14, Fujitsu is taking 1,309 square metres on level 9 and Moray and Agnew is leasing 1,092 square metres on level 30.
Other recent new tenants include Quayside Chambers, Viva Energy and WTP. The moves follow a targeted leasing campaign managed by Ian Edwards, Knight Frank.
Exchange Tower is already home to some of Perth’s leading commercial and public institutions including Patersons, Morgan Stanley, Bell Potter, Allen &amp; Overy, Bain, Ministerial &amp; Parliamentary Services, Mitsubishi, Mitsui and Knight Frank.
</body></html>

Perth’s Exchange Tower secures key leasing deals in tough market

<html><body>
The expansion and redevelopment of Grand Central Shopping Centre in Toowoomba continues with stage one now complete and the balance of the project expected to be completed in early 2017, according to Herron Todd White’s (HTW) latest report.
The property advisory firm says that centre management has been aggressive in leasing the new specialty shops, concentrating mostly on national quality retailers.
The majority of recent leasing activity within the Toowoomba CBD has been to cafés, bars and restaurants.
The majority of these operators are new to Toowoomba, resulting in a strong influx of new options for local diners.
Retail rents in general have remained relatively static although market leading rents are often achieved for new developments.
The historically low interest rates have resulted in strong demand from investors for retail properties, however the lack of supply of quality, fully leased properties has limited the number of investment sales and has resulted in a firming of net yields over the past two years.
Recent retail investment sales in Toowoomba include:
<ul>
<li>3/879 Ruthven Street, Kearneys Spring – Modern retail building with two tenancies leased to an Indian restaurant and a convenience store. Weighted average lease expiry (WALE) of 3.15 years. Sale reflected a passing net yield of 7.28% and analysed net yield of 8.25%. Sale price of $580,000. 
</li>
<li>283 Ruthven Street, Harlaxton - Semi-modern retail centre leased to Red Rooster and a Foodworks supermarket. WALE of 2.83 years. Sale reflected a net yield of 7.8%. Sale price of $1.575 million. 
</li>
<li>330 Stenner Street, Kearneys Spring – Restaurant leased to local Pizza Hut franchisee. WALE of 8.56 years. Sale reflected a net yield of 5.82%. Sale price of $1.85 million.</li>
</ul>
The retail market in Gladstone has continued at a similar pace to most of 2015 and the beginning of 2016, with increasing vacancies in secondary locations, and reductions in rental levels.
Well anchored centres with good location, access and exposure appear to be maintaining occupancies, however centres in secondary locations or with no significant anchor tenant appear to be bearing the brunt of current market conditions.
"Sales activity has been low, with no known notable retail sales during 2016," HTW noted.
The market is currently dominated by owner-occupiers who are taking advantage of the weaker market conditions and low interest rates.
The development site on the corner of Boles and Breslin Streets generated a fair amount of talk and media when it was purchased by Aldi Foods Pty Ltd in January.
Construction is now well underway and the completion date is speculated to be toward the end of 2016.
The development of a multi-million dollar Coles anchored shopping centre, opposite the existing Woolworths centre on Dixon Drive, continues to remain at the forefront of discussion as Coles continues to challenge the decisions made by Gladstone Regional Council.
"The latest reported update is that the fourth development approval to be submitted (subdividing the site into four lots) has been approved, yet with many conditions that Coles is reportedly set to challenge," it noted.
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New options for Toowoomba local diners while retail market in Gladstone remains steady: HTW

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The Hobart accommodation market is anticipated to continue to be a strong performing market, although new supply additions under construction may pose some challenges in the year’s ahead, according to Colliers International’s latest report.
The most recent major transaction was the sale of the Sebel Launceston in January 2015 for $9,855,000.
The latest figures for the 2015-16 financial year highlight that the number of visitors (up 2%), spending (just over $2.05 billion up 9%) and length of stay of visitors to Tasmania have all increased.
“International visitation in particular is growing despite there being no direct international flights to Hobart. Coming off a low base, the latest figures from the International Visitor Survey showed a record 224,000 international visitors coming to Tasmania last financial year (up 13%) particularly from Asian markets, the USA and Europe,” the report stated.
<a href="/images/2016/11/04/Hobart%20airport%20arrivals.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Hobart%20airport%20arrivals.jpg" alt="">
The Hobart hotel market is performing strongly with STR figures showing 80.2% occupancy for the year to date to August 2016 (up 3.5%), average room rates of $164.75 (up 3.3%) and revenue per available room (RevPAR) up by almost 7% at $132.06.
Hobart Airport catered for around 2.3 million passengers in 2015-16, representing growth of 5.8% over the past year.
The 2015 masterplan for Hobart Airport outlines the short, medium and longer term plans for the airport site and provides an interesting insight into the future travel expectations and traffic into Hobart Airport.
Hobart Airport has achieved annual average growth of 2.6% over the past five years, even with the withdrawal of Tiger services in 2012. Looking forward, the expectation of increased passenger movement is significant. It is projected that some 4.5 million passengers will travel through Hobart Airport by financial year 2035, as compared to 2.18 million in financial year 2014.
The current runway length at Hobart Airport of 2,251 metres can cater to direct flights from mainland destinations as far as Darwin, Cairns and Perth along with locations within New Zealand but it is not adequate for larger aircraft such as Boeing 787 and 777 capable of flying from South Asia destinations.
However, a runway extension at Hobart airport is to be undertaken which will increase the length of the runway by 500 metres. A further proposal exists to redevelop the passenger terminal. These works are scheduled for completion in 2017.
"We highlight that we are aware of the following three significant hotels currently under construction including the Federal Hotels 114-room hotel in Sullivans Cove, The Fragrance Hotel development on Macquarie Street with 296 rooms, and the Crowne Plaza on Liverpool Street with 187 rooms," the report said.
"In addition to these projects that are under construction we are aware of a further six hotels in the pipeline.
"If all projects proceed the total number of rooms is estimated to increase by 48% by 2020.
"We also note the recent announcement by Singapore’s Fragrance Group that has lodged plans for two new hotels. If the applications are approved this would add a further 895 rooms to the market."
<a href="/images/2016/11/04/Hobart%20room%20supply.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Hobart%20room%20supply.jpg" alt="">
For the most recent hotel transaction in Tasmania of note, the Sebel Launceston, was purchased by local Tasmanian family, the Richman family, however the agents reportedly fielded seven offers from Singapore, Victoria, Queensland and New South Wales.
Colliers International is marketing a hotel in Launceston at present.
The three new hotels that are under construction in Hobart, of the size and quality proposed will provide significant new competition for the Hobart market.
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Hobart hotel market records strong occupancy levels and rate growth

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A restaurant investment in the heart of Southbank is now for sale.
The property is located <a href="https://www.realcommercial.com.au/property-retail-vic-southbank-502141674" target="_blank">1G/ 133 City Road, Southbank</a>.
It is currently leased for seven years with options to extend it even further.
It has a building area of 190 sqm with extensive contemporary fitout.
The rental yield for this property is $85,000 per annum net with reviews of four percent annually. There is a security deposit of $21,353.15
The property is listed for November 23 auction through Ray White agent Brett Diston.
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Restaurant premises in heart of Southbank for on auction

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Investor demand for industrial assets remains steady, with strong interest from off shore investors in long WALE, larger scale assets in Sydney’s Western corridor compressing yields sharply, according to Colliers International's latest market report.
Private and owner occupier tenants continue to remain dominant in the city fringe and South Sydney, however their strategies for acquisition differ.
Investment sales in tighter markets tend to be for smaller assets &lt;500sqm, where rental yields tend to be higher, owner occupiers are targeting assets in larger assets 500 to 1,500 sqm with the low cost of debt being a significant driver of activity.
Owner occupancy is becoming a significant driver of investment activity in all sub markets.
Historically, owner occupancy was largely concentrated in the smaller, 1,000sqm strata market, however large scale retailers are now acquiring industrial facilities over 15,000sqm in the western market.
Consequently, land is becoming hotly contested amongst investors and owner occupiers, with serviced land supply across industrial precincts in tight supply.
"We are anticipating further owner occupier activity in the larger industrial markets in the medium term," the report states.
New South Wales Government data indicates that there is less than twenty years of zoned industrial land, at present absorption rates.
Serviced land, which is connected to utilities, is even scarcer, with only three years supply available.
"Further land release, is constrained by the natural geographic barriers surrounding Sydney. Given the tight levels of land supply we anticipate competition for new land releases and land values to rise across all Sydney industrial markets in the medium term.
Looking ahead, rental growth is anticipated to remain steady as demand levels from the logistics sector, a key driver of demand for larger assets stabilises. Construction services are providing positive momentum, thanks to historical highs in residential construction," the report advised.
From an investment perspective, the hunt for higher yields is anticipated to push some investors into secondary assets. Yield spreads between the prime and secondary markets in the lead up to the GFC fell to 50 basis points, presently they are 120 basis points which points to investors overvaluing risk in the secondary markets.
With competition for industrial assets still high amongst investors, secondary assets will be a key part of future strategies, particularly for assets with development upside and proximity to high quality infrastructure links.
Sydney has the largest infrastructure pipeline of any state in Australia. According to the government’s own forecasts, there will be an estimated $39 billion in transport infrastructure spending in NSW over the next four years.
Sydney’s western industrial precinct continues to strong investment conditions with strong interest from off shore investors – Singapore, HK, Japan, Kwap from Malaysia, Mitsui. US investor Blackstone has broken the previous investment record held by Ascendas, after acquiring $1.3 billion of Goodman industrial assets across the East Coast, in two tranches. This sale will provide Goodman with strong financial support to fund future land acquisitions and developments globally.
Domestically, REITs such as Charter Hall and Mirvac, as well as fund management group AMP are actively pursuing industrial opportunities. In June, AMP acquired JP Morgan’s industrial portfolio worth over $250 million, on a portfolio weighted average yield of 6.5 per cent.
"Prime initial yields in the west compressed by a further 15 basis points from June to September on the back of strong investment volumes. With prime yields compressing to 10 year highs, we anticipate that the spread between prime and secondary industrial assets will tighten from its current margin of 120 basis points over the coming twelve months as investors look for higher performing returns, with development or repositioning upside.
Land acquisition opportunities are becoming tightly contested, with owner occupiers actively competing with established developers for opportunities. Landlords are also looking at speculative opportunities with Goodman building a 22,000sqm facility in Oakdale Central, and Mirvac developing 19,000sqm in Wallgrove Road, Eastern Creek. Developers are speculatively developing due to tight vacancy rates in the Western market, and limited opportunities for tenants in the 10,000sqm plus market," the report stated.
Tenant demographics are becoming more diversified in the western market, with 40 per cent of tenants being from storage, transport and logistics businesses, however the strong performance of retail discretionary spending by consumers is driving demand from retailers looking for storage and distribution facilities.
Tenant activity from corporates has been consistently strong, with tenants such as White Wires, Blackmores, Tyre Max and Pet Barn moving into the west. Incentives are bene ting from this strong demand, falling slightly to 15 per cent, however rental pricing is still a signi cant driver of tenant demand, with Blue Star print group moving from Rydalmere due to lower rents.
Rental growth performance is strong, with net effective rents up by 3 per cent year on year, higher than their 10 year average growth rate of 2.3 per cent. We are forecasting industrial effective rents to rise in the next twelve months by between 3-5 per cent, due to asset and land scarcity, and rising demand from tenants with exposure to discretionary retail.
According to the government’s own forecasts, there will be an estimated $39 billion in transport infrastructure spending in NSW over the next four years.
Sharp rises in capital values, over a relatively short term, may encourage some owners to realise gains.
Recent sales evidence in the northern market shows that capital value uplift of 20 to 30 per can occur on the back of strong investor demand, and diminishing supply levels.
An example of this was 20 Whiting Street in Artarmon transacted for $2.2 million in December 2014, was recently sold for $2.8 million, an increase of 21 per cent in eighteen months. The vendors of a 9,000sqm asset at 28 Rodborough Road French’s Forest realised a 25 per cent rise in capital values since acquiring their asset for $15 million in December 2014, and selling it recently $20 million.
This exceptional rise in values is all the more extraordinary given that prior to 2014, capital values in the north had seen little or no growth. Such robust capital growth is attracting private and institutional investment interest from off shore investors.
Owner occupiers, are also prevalent, particularly in the construction, food retail and technology sectors.
Leasing activity in the secondary market is also showing positive signs, a key driver of which has been demolition clauses which are typically more common in prime markets.
Weight of capital, whilst an early driver of improving investment levels, has now been matched by strong rental performance with prime net effective rents growing by 21 per cent in the last twelve months, secondary net effective rents have risen by 10 per cent during the same period.
Prime incentives remain steady at an average of 16 per cent, with secondary incentives lower at 14 per cent. The disparity, which is unique to the northern market, is being driven by demolition clauses in prime assets, due to the new masterplan that is encouraging rezoning industrial zones to residential use.
The shrinking pool of available assets in the South Sydney market is creating opportunities and challenges for investors, tenants and landlords. Since 2012, an estimated 29 per cent of the Southern industrial market has been withdrawn for rezoning to residential development, and the acquisition of land for WestConnex and Sydney Metro.
For tenants, this means that there are fewer available assets leading many of them to look for owner occupancy opportunities, however vacant possession are rarely available. Tighter space availability is leading to buildings using investment style methods such as expressions of interest, to lease their space.
This has significant benefits for landlords, reducing their incentives and increasing their face rents but entering a competitive bid process.
One recent leasing deal saw three parties competitively bid for an industrial facility, with the winning party accepting terms five per cent above the initial face rental o er, with no incentives. We anticipate that tight vacancy will lead to more of these EOI style leasing campaigns in the short to medium term.
For investors, holding assets close to public transport amenity and within the B6 planning overlays, converting their industrial assets to office use is becoming a popular strategy to reposition older assets, and attract higher rents.
Alexandria has been at the epicentre of this redevelopment trend, appealing to tenants from the technology and creative industries, attracted to the industrial feel of the area, and blank canvas creative opportunities large floorplate former industrial assets offer. From a rental perspective, pricing for an industrial facility in this area is typically $150-250 per square meter on a net face basis, however after a simple office conversion these rents escalate to between $350-425/sqm.
In the strata unit market, popular amongst owner occupiers, recent off the plan developments have seen significant increases in their capital value rising by over 30 per cent in the past eighteen months.
Recent investment sales in the South have been scarce, however cap rate compression continues to remain a feature as fewer assets are contested by a still rising number of investors.
"Looking ahead, the rapid pace of change in the South Sydney market will drive changes to the mix of assets, tenants and owners. Vertical industrial facilities such as those seen in other land constrained markets in the UK, and Asia, will become a feature of this market as developers look to cater to goods and service delivery to adjacent growing residential areas and city centres," the report states.
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Investor demand in Sydney for industrial assets remain steady

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Average room rates and occupancy levels largely in line with those reported last year for the Canberra hotel market, according to Colliers International’s latest report.
The ACT hotel market continues to be tightly held with just three significant hotel transactions since late 2015, being the Best Western Tall Trees, Crowne Plaza Canberra and the Clifton Suites.
The sale of the Crowne Plaza Canberra was part of the property sale of Eureka assets to SB &amp;G Hotel Group in late 2015.
There has only been one major transaction for year to date 2016 being the Clifton Suites on Northbourne Canberra, according to the Colliers report.
Facilimate together with Perth-based investment group Ascot Capital acquired the 153-room Clifton Suites hotel for a reported $65 million. This transaction represented one of the largest hotel transactions in Canberra since the global financial crisis.
The Canberra Airport has experienced declines in passenger numbers since 2009-2010, with 2015-16 being the first year that the airport has recorded positive growth (of 0.4 per cent).
“We highlight that historically the Airport has only catered for domestic traffic but Singapore Airlines has commenced direct services operating from Canberra to Singapore and Canberra to Wellington as at late September 2016. These direct flights will undoubtedly assist demand for Canberra hotels.
“For August 2016 YTD, we note that the Canberra hotel market has recorded occupancy levels of 72 per cent for YTD August 2016 (down marginally at 0.6 percentage points), average room rates of $162 (up marginally at 0.1 per cent) and RevPAR over $117 (down marginally at -0.8 per cent),” the report stated.
<a href="/images/2016/11/04/Canberra%20airport%20arrivals.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Canberra%20airport%20arrivals.jpg" alt="">
Data from Colliers Edge highlights increased tenant activity which has seen a steady decline in the headline vacancy rate from 15.4 per cent in January 2015 to 13 per cent in July 2016 as recorded in the latest Property Council figures.
Vacancy in A and B grade stock is tightening significantly in Canberra with a number of town centres recording 0 per cent vacancy and the CBD with very limited options for potential tenants.
C and D grade conversely have increasing levels of vacancy, however a number of adaptive re-use projects will see this trend begin to reverse in the near future.
“We note that in particular the office vacancy level of A grade office space has been declining over the past three years, and hence it could be expected that corporate demand remains stable for Canberra hotels.
We highlight however that the Canberra hotel market is also heavily dependent on demand from government activity and demand is influenced by parliament sitting weeks and election cycles,” the report stated.
<a href="/images/2016/11/04/Canberra%20office%20vacancy.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Canberra%20office%20vacancy.jpg" alt="">
There have been two new hotel openings in the past year including the 120 room Little National developed and operated by Doma Group which opened in early September 2015 and the new 191 room Vibe Hotel at Canberra Airport.
“We highlight that there is limited additional new supply anticipated for the Canberra hotel market, especially in comparison to other key hotel markets around Australia,” the report states.
In mid-June 2015 an announcement was made that the ACT government had allocated $5.4 million over two years to the refurbishment of the National Convention Centre.
This refurbishment is currently taking place and the final component of the refurbishment program will be completed in January 2017.
Early planning is also being completed for the construction of a new multi-purpose sporting stadium and entertainment centre to cater for between 20,000 to 30,500 seats.
The project is not anticipated to commence until mid-2020 with construction not anticipated to be completed until mid-2024.
<a href="/images/2016/11/04/Canberra%20rooms%20accommodation.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Canberra%20rooms%20accommodation.jpg" alt="">
The Canberra market has traditionally been dominated by local players, however the purchase of the Abode in October 2014 by a Melbourne based fund manager, together the with the recent transaction of the Clifton Suites on Northbourne (to Facilimate together with Perth-based investment group Ascot Capital) suggests that there may be greater ownership diversity in the future.
Colliers International is not aware of any open market campaigns for any Canberra hotels at present apart from part interest in a hotel in Braddon.
STR data supports that the Canberra hotel market performed well in 2015, up significantly from the lows of 2014, and has continued to be stable in YTD August 2016, performing well despite the recent supply additions.
With only minor new supply anticipated for the future, Colliers anticipate that the Canberra market should be stable, supported by demand from corporate, government and domestic tourism sources.
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Outlook for the Canberra hotel market is positive: Colliers

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The Union Arts Centre, circa 1865, at Clunes is going to auction.
The 1031 sqm corner site property is located at <a href="https://www.realestate.com.au/property-house-vic-clunes-123938150" target="_blank">22 Fraser Street</a> and is a period style residence and commercial space with a fully functioning artists studio/exhibition space.
This is an opportunity to acquire a historical bank building with attached dwelling of seven substantial rooms and separate light filled studio/gallery space created by renowned architect Daryl Jackson.
The property is set in the heart of Clunes which is home to ‘Booktown’ Festival that brings thousands of visitors to town.
It features 14’ ceilings, huge country kitchen with combustion stove, open fires and two bathrooms. It would be an ideal property or home and business.
The auction is on November 26 and is offered through AAG Property Consultants agents Angela Flowers and Jo Millar.
It last traded for $140,000 in 1999.
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Historic circa 1865 Union Arts Centre at Clunes on auction

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The De Angelis Hotel Group has purchased the Uncle Buck's Hotel in Mount Druitt for $25.3 million.
CBRE’s Daniel Dragicevich and Sam Handy negotiated the sale on behalf of ASX listed Lantern Hotels Group. Lantern advised that the sale price represented a 30.5 percent premium on the 30 June 2016 book value.
The 5,640sqm site offers future mixed used redevelopment potential underpinned by B4 mixed-use zoning and 32m building height approval.
The hotel features a 24-hour liquor licence with ‘early opener’ flexibility, and 27 gaming machines.
Dragicevich said Uncle Bucks offers all the core trading attributes of a top 50 gaming pub.
“Assets such as this are seldom publicly offered to market, which contributed to a keenly contested process which yielded an exchange of contracts some four days prior to the scheduled close of the campaign," he said.
“The availability of Sydney’s AAA gaming pubs is rapidly diminishing, with only a small pool of these assets remaining under private individual ownership and seemingly available for acquisition in the foreseeable future. Genuine market buoyancy at the top end is being driven by this undersupply, in combination with robust trading conditions, improved debt liquidity and a low interest rate environment."
 
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De Angelis Hotel Group snaps up Uncle Buck's at Mount Druitt

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Sentinel Property Group has purchased the Port Hedland Boulevard Shopping Centre in Western Australia for $17.6 million from a private vendor.
The shopping centre has Woolworths as along term tenant on a 20-year lease expiring in 2028 plus two further five-year options.
The shopping centre, 150 Anderson Street, spans 6,259sqm and also features two Harvey Norman stores, 16 specialty shops and a service station. 
<img src="/images/2016/11/08/Port%20Hedland%202.jpg" alt="">
Warren Ebert, Sentinel managing director said the company is pleased to be growing its property presence in WA in the strategic regional location of Port Hedland.
"We believe it is the right time to be buying in this location as there are strong growth prospects ahead," he said.
"Port Hedland is the world’s largest bulk minerals port, is Australia’s largest export port by annual throughput and ships over 58 percent of Australia’s total iron ore exports. The Pilbara Ports Authority has forecast a 16 percent increase in shipping capacity over the next three years.
"Sentinel has been looking to buy in this region for some time and has now been able to capitalise as a result of asset repricing on the back of the down turn in iron ore."
The Port Hedland Boulevard Shopping Centre is the latest asset of the open-ended pooled Sentinel Countrywide Retail Trust, which also owns shopping centres in Dubbo, Bathurst and Broken Hill in NSW and Atherton, Townsville and Emerald (x2) in QLD.
Sentinel has recently completed the sales of two shopping centres in central NSW that were held by the Sentinel Countrywide Retail Trust – a Coles anchored centre at Wellington for $3.6 million (September 2016), and a Coles anchored centre in Narromine for $4.18 million (July 2016). Respectively, the centres at Wellington and Narromine were purchased for $2.7 million and $3.35 million in May 2015.
Mr Ebert said Sentinel is both a seller and a buyer in the neighbourhood shopping centre sector at current prices.
“We have bought very well in this sector, when it was unloved by others, and as a result we are receiving a number of unsolicited offers to acquire our centres,” he said.
“We will continue to take money off the table as opportunities arise to maximise returns for our investors. We also remain an active opportunistic buyer, particularly in regional locations not yet fully identified by others.”
<img src="/images/2016/11/08/Port%20Hedland%203.jpg" alt="">
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